Austin Real Estate Market Insights — Plain Talk, Real Numbers
If you don't invite us we won't be offended — but we're really hoping for a dinner party at your new place.
It's no secret that the Austin housing market has been finding its footing since the pandemic-era surge. After record price increases through 2021 and 2022, the market has normalized — and right now, the data tells an interesting story for buyers and sellers alike. As a 5th-generation Austin native and licensed REALTOR® with Vista Realty Group, Kevin McAfee tracks these numbers closely so his clients can move with confidence, not guesswork.
For a deeper dive into the data behind Austin's housing market, Kevin publishes regular market reports and analysis at Austin Realty Insights — a dedicated resource for buyers, sellers, and anyone trying to understand what's really happening in Central Texas real estate.
August 2026 — Central Texas Housing Data
Source: Unlock MLS & Austin Board of REALTORS® — August 2026 Central Texas Housing ReportData reflects MLS-reported activity for the Austin–Round Rock–San Marcos MSA. Travis, Williamson, Hays, Bastrop, and Caldwell counties. Updated August 2026.
Read the Full Market Report →What the Numbers Mean
A Market That Reopened for Buyers — After a Brief Seller's Turn
August 2026 marked a real pullback after Austin's median price had posted back-to-back annual gains in June and July — the first stretch of positive year-over-year prints since the 2022 correction began. National interest-rate pressure, not anything specific to Austin, is showing up clearly in the data: the metro median fell 6.4% year-over-year to $412,000. Even so, pending sales stayed slightly positive, a sign buyer demand hasn't disappeared, just recalibrated to higher borrowing costs.
For sellers, the story is nuanced: most counties in the metro posted softer prices and fewer sales than a year earlier in August, with Caldwell County the lone exception — sales there rose 24.2% and its median price climbed 17.4%, though its small transaction volume makes that swing more pronounced than it would be in a larger county. Sellers who price accurately relative to today's adjusted market — not to June and July's brief gains — are still closing deals.
The bottom line is that this market rewards preparation. Whether you're buying or selling, knowing the data — by county, by neighborhood, by price tier — is the difference between a smart transaction and a frustrating one.
August 2026 — County-by-County Snapshot
| County | Median Price | Price Change | Closed Sales | Pending Sales |
|---|---|---|---|---|
| Travis County | $489,000 | ↓ 6.4% YoY | 1,111 (↓ 9.5%) | 1,136 (↓ 1.1%) |
| Williamson County | $399,900 | ↓ 5.9% YoY | 855 (↓ 4.1%) | 960 (↑ 9.3%) |
| Hays County | $355,000 | ↓ 1.4% YoY | 396 (↓ 8.1%) | 346 (↓ 13.5%) |
| MSA Total | $412,000 | ↓ 6.4% YoY | 2,501 (↓ 7.3%) | 2,623 (↑ 1.5%) |
Go Deeper
Austin Realty Insights — Market Intelligence for Buyers & Sellers
Kevin publishes in-depth Austin real estate market analysis at Austin Realty Insights — updated monthly with data from the official ABoR Central Texas Housing Report. The site covers every corner of the metro: Travis, Williamson, Hays, Bastrop, and Caldwell counties, down to specific ZIP codes and neighborhoods.
Tools available on Austin Realty Insights include a mortgage calculator for buyers, a net proceeds calculator for sellers, buyer market reports, and CMA requests — all backed by the same local expertise Kevin brings to every transaction.
Whether you're months away from making a move or ready to start tomorrow, the data is there when you need it.
Ready to Talk Numbers?
Kevin knows this market from the inside out — and he's happy to walk you through what the data means for your specific situation, at no cost and with no pressure.
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